Chapter 19.30
RS – SINGLE-HOUSEHOLD RESIDENTIAL DISTRICTS
Sections:
19.30.030 Dimensional requirements.
19.30.035 Lot area and dimensional calculations.
19.30.040 Special regulations.
19.30.050 Accessory dwellings.
19.30.060 RS 4800 district standards.
19.30.065 Transitional (RS-T) district.
19.30.075 Criteria for private recreation facilities – Conditional use permits.
19.30.080 General residential design standards.
19.30.090 Off-street parking and driveways.
19.30.100 Electric vehicle charging station level 2, home preparation.
19.30.010 Purpose and intent.
The purpose of single-household residential districts (RS districts) is to provide land for single-household residences and other complementary uses, while encouraging a clean and healthy environment, safety, walkability, neighborliness, affordability for a range of income levels, and adequate open space. RS 8400 is a zoning designation intended to require slightly larger residential lots than the RS 7200 zoning designation. The RS 4800 is intended to provide opportunities for market-rate affordable housing and to reflect the interest of many homeowners in having somewhat smaller lots to maintain. The transitional (RS-T) district is an RS – single household residential district zoning designation that includes townhomes and commercial parking lots to provide a transition between traditional RS districts and the BC/D zoning district. The RS districts are depicted on the City’s Official Zoning Map. (Ord. 2721 § 9, 2018; Ord. 2699 § 5, 2016; Ord. 2480 § 3, 2008).
19.30.020 Uses.
A. Allowable uses within the RS districts are identified in Chapter 19.23 MTMC as now or hereafter amended.
B. Sexually oriented adult businesses/adult entertainment establishments shall not be permitted in any RS district. (Ord. 2480 § 3, 2008).
19.30.030 Dimensional requirements.
A. Dimensional requirements, as identified in subsection C of this section, shall apply to all buildings and lots in the RS districts, except as otherwise specifically provided by this chapter.
B. For the purpose of establishing dimensional requirements in the RS districts, the definitions that are provided by this subsection and affect corner lots shall be used. If such definitions conflict with definitions in Chapter 19.15 MTMC as they relate to corner lots, the definitions in this subsection shall prevail over those in Chapter 19.15 MTMC.
1. “Corner lot” means a lot or parcel of land abutting upon two or more streets at their intersection or upon two parts of the same street forming an interior angle of less than 135 degrees.
2. “Front yard” means the area between a parcel’s front property line and the required building setback line, except that corner lots shall be considered to have only one front yard, which shall be measured from the front property line as defined in this section.
3. “Lot, corner” means “corner lot” as defined in this section.
4. “Lot coverage” means the portion of the lot that is covered by buildings.
5. “Lot line” means a line of record bounding a lot that divides one lot from another lot or from a public or private street or any other public space.
6. “Lot line, front” has the same meaning as in MTMC 19.15.130, except that a corner lot shall be considered to have only one front lot line, which is the parcel’s property line along the street on which the parcel takes or is expected to take its address.
7. “Property line” means “lot line” as defined in this section.
8. “Residential character” means characteristics of appearance and use that are similar to typical residential use, scale, building form, and building materials. It does not include uses or exterior appearances that are industrial or commercial in nature.
9. “Tandem garage” means a garage that provides space for one vehicle to be parked behind a second vehicle, rather than for two vehicles to be parked side-by-side.
10. “Underlying district” means the basic zoning district and does not refer to overlay districts or special zoning categories, such as cottage housing.
C. Dimensional requirements for lots and buildings in RS districts are set forth in the following dimensional requirements table; provided, that lesser areas or distances may be allowed subject to meeting the requirements of MTMC 19.30.035 or 19.30.070, as applicable, or as otherwise specifically allowed under this title or MTMC Title 17 and greater areas or distances may be specifically required under certain provisions of the MTMC.
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Residential Zoning Districts |
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RS 8400 |
RS 7200 |
RS 4800 |
RS-T |
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Maximum Building Height |
3 stories, not to exceed 35 feet |
3 stories, not to exceed 35 feet |
2 stories, not to exceed 30 feet |
3 stories, not to exceed 35 feet |
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Front Yard Setback (minimum) |
20 feet |
15 feet, except that any garage entry that faces the street shall be at least 20 feet from property line |
15 feet, except that any garage entry that faces the street shall be at least 20 feet from property line |
0 feet for townhome1; 3 feet for commercial parking lot2; otherwise same as for RS 4800 |
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Rear Yard Setback (minimum) |
20 feet |
15 feet |
15 feet |
15 feet6 |
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Side Yard Setback (minimum) |
5/10 feet2 |
5/10 feet3 |
5/10 feet3 |
0 feet for townhome1; 3 feet for commercial parking lot2; otherwise same as for RS 4800 |
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Lot Width at Building Setback Line (minimum) |
55 feet |
45 feet |
40 feet |
40 feet |
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Lot Width at Street (minimum) |
40 feet4 |
30 feet4 |
30 feet4 |
30 feet |
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Lot Coverage by Structures (maximum) |
40% of lot area |
40% of lot area |
40% of lot area |
60% of lot area |
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Mean Lot Depth (minimum) |
80 feet |
70 feet |
70 feet |
70 feet |
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Lot Area (minimum) |
8,400 square feet |
7,200 square feet |
4,800 square feet |
4,800 square feet5 |
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Maximum Floor Area Ratio (FAR) |
None |
None |
0.6 |
None |
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1The minimum dimension is also subject to MTMC 19.30.065(C)(2) and other applicable requirements. 2The minimum dimension is also subject to MTMC 19.30.065(D)(3) and other applicable requirements. 3For a corner lot as defined in this section, the larger number shall be used for any side yard that is adjacent to a street but is not the front yard as defined in this section. 4Exception: Flag/panhandle lots shall be a minimum of 12 feet at the street. 5Exception: Lots in this district that have frontage on the west side of 58th Avenue W or the north side of 230th Street SW must have a minimum lot area of 7,200 square feet. 6Exception: A 10-foot setback, instead of a 15-foot setback, may be approved where: (1) no portion of the townhome development, between 10 and 15 feet of the rear property line, is more than two stories and greater than 25 feet in height as measured from the roof’s midpoint; and (2) the area in the front yard setback is increased by the same area as the square footage of the building footprint within the reduced setback. |
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(Ord. 2721 § 10, 2018; Ord. 2699 § 6, 2016; Ord. 2529 § 1, 2010).
19.30.035 Lot area and dimensional calculations.
A. No more than one dwelling unit shall be developed on each lot within an RS district, except as otherwise specifically permitted under this title or MTMC Title 17.
B. For townhomes in the RS-T district, the lot dimensional requirements in MTMC 19.30.030 apply to the parent lot, not individual townhome parcels.
C. Regardless of the minimum lot area required under MTMC 19.30.030, a subdivision may include one lot that does not meet minimum lot requirements; provided, that the lot would have an area that is at least 90 percent of the required minimum lot area of the underlying district and would meet all other dimensional requirements of MTMC 19.30.030(C). (Ord. 2721 § 11, 2018; Ord. 2697 § 2, 2016; Ord. 2529 § 2, 2010).
19.30.040 Special regulations.
A. A manufactured home shall be permitted to locate on any single-household lot when it meets the development standards of this title and all other applicable regulations for single households are met.
B. Accessory dwellings shall comply with MTMC 19.30.050, as now or hereafter amended.
C. Animals are allowed subject to the provisions of MTMC Title 6.
D. A storage building for a legally established nonresidential use may be permitted under the following conditions: (1) it is on the same lot as the nonresidential use; (2) it is constructed of materials similar to the building that comprises the primary nonresidential use on the lot; and (3) it is for a purpose that is consistent with the residential character of the neighborhood.
E. The locational and area standards of this chapter and of any other regulations in this title pertaining to development under this chapter do not have to be met on individual lots, parcels or tracts developed under the provisions of Chapter 17.09 MTMC, Fee Simple Unit Lot Subdivisions; provided, that they are met on the collective lots, parcels and/or tracts in a fee simple unit lot subdivision and that all standards otherwise applicable to the outer perimeter of individual lots (e.g., setbacks, landscaping and buffers) are met around the outer perimeter of the fee simple unit lot subdivision. (Ord. 2660 § 5, 2015; Ord. 2547 § 8, 2010; Ord. 2480 § 3, 2008).
19.30.050 Accessory dwellings.
A. The intent of this section is to:
1. Broaden housing options within the City;
2. Provide homeowners with a means of accommodating extended families or obtaining rental income, companionship, security, or services through tenants in either the accessory dwelling unit or principal (i.e., primary) unit of the single-family dwelling; and
3. Retain the neighborhood character of surrounding single-family homes.
B. One accessory dwelling unit is permitted as subordinate to a single-family dwelling, provided the following requirements are met:
1. Owner Occupancy. An owner of the property or an immediate family member of the property owner must reside in either the principal dwelling unit or the accessory dwelling unit for a minimum of three consecutive months within any given calendar year. In no case shall the principal dwelling unit and the accessory dwelling unit be simultaneously leased by the owner(s) for any rental term or any portion of a rental term.
2. Number of Occupants. The total number of occupants in both the principal dwelling unit and the accessory dwelling unit combined shall not exceed the maximum number established for a household, as “household” is defined in Chapter 19.15 MTMC.
3. Subdivision. Accessory dwelling units shall not be subdivided or otherwise segregated in ownership from the principal dwelling unit.
4. Size and Scale. The square footage of the accessory dwelling unit shall be a minimum of 200 square feet and a maximum of 800 square feet, excluding any garage areas, provided the square footage of the accessory dwelling unit shall not exceed 40 percent of the total square footage of the primary dwelling unit, excluding the garage area, as it exists or as it may be modified.
5. Location. The accessory dwelling unit may be added to or included within the principal unit, or located in a detached structure.
6. Entrances. The single-family dwelling containing the accessory dwelling unit shall have only one entrance on each street side of the residence.
7. Additions. Any addition to an existing structure or any newly constructed detached structure, if created for the purpose of developing an accessory dwelling unit, shall be designed and built to be consistent with the existing roof pitch, siding, and windows of the principal dwelling unit.
8. Parking. All single-family dwellings with an accessory dwelling unit shall meet the parking requirements applicable to the dwelling if it did not have such an accessory dwelling unit, except that if legal on-street parking is not available immediately abutting the site, one additional parking space shall be required on site.
C. The accessory dwelling unit shall comply with all standards for health and safety as provided in Chapter 15.05 MTMC, as now or hereafter amended, and any other applicable chapters of this code, except as specifically granted otherwise. The accessory dwelling unit shall comply with all development standards for single-family dwellings, including height and setbacks, except that an accessory dwelling unit that is detached from the principal dwelling shall meet the height and setback requirements for accessory buildings, pursuant to Chapter 19.120 MTMC, as now or hereafter amended.
D. An accessory dwelling unit shall not be permitted unless the property owner has applied for and been issued an accessory dwelling unit permit by the Department. The application shall include an affidavit signed by the property owner affirming that the owner or a member of the owner’s immediate family will occupy either the principal dwelling unit or the accessory dwelling unit for a minimum of three consecutive months per calendar year and that not more than one of the units shall be leased at any given time.
E. Within 10 days after receiving a completed application, the Department shall post on the property in a location that is easily visible to the public a notice regarding the pending accessory dwelling permit. The notice shall indicate the purpose of the application, along with the Department’s phone number to call for information, and shall remain posted for at least 15 days.
F. Prior to issuance of a certificate of occupancy for an accessory dwelling unit, the Department shall inspect the property to confirm that all applicable requirements are met. Issuance of a certificate of occupancy for the accessory dwelling unit shall be subject to the applicant recording, with the Snohomish County Auditor’s office, a document that runs with the land, identifies the address of the property, states that the property owner will reside in either the principal dwelling unit or the accessory dwelling unit for at least three consecutive months of each year, includes a statement that the owner will notify any prospective purchasers of the limitations of this section, and acknowledges that the issued permit for the accessory dwelling unit may be revoked if any of the City’s requirements for accessory dwellings are violated.
G. Elimination of an accessory dwelling unit may be accomplished by the property owner recording with the Snohomish County Auditor’s office a certificate identifying the property’s address and that the accessory dwelling unit no longer exists on the property, and providing a copy of the certificate to the City. (Ord. 2480 § 3, 2008).
19.30.060 RS 4800 district standards.
A. In addition to the standards of MTMC 19.30.030(C), the following standards apply to the RS 4800 zoning district:
1. No more than one flag lot shall be created from a parent lot.
2. Each home shall have a floor plan that is different than the adjacent house; a reversed or flipped floor plan does not count as being different.
3. Carports and tent structures for vehicles or storage are not allowed.
4. The garage of a home shall comprise no more than two-thirds of any street-facing facade of the home.
5. Street-facing facades of houses and garages shall include windows comprising at least 15 percent of the facade.
6. The roof pitch of any structure shall be at least six feet rise to 12 feet of run (6:12) over at least 80 percent of the structure’s footprint.
7. Lots in the RS 4800 district that are at least 7,200 square feet may develop according to the dimensional standards of the RS 7200 district as described in MTMC 19.30.030(C); provided, that all other development standards of the RS 4800 district are met. (Ord. 2699 § 8, 2016).
19.30.065 Transitional (RS-T) district.
A. Purpose and Applicability.
1. The key purpose of the RS-T district is to provide for townhomes and commercial parking lots as a transition between portions of the BC/D district and certain RS – single household residential districts, consistent with the standards of this section and any other applicable standards of this code.
2. If any development standards of this section conflict with other provisions of this code, this section shall prevail.
3. Subsections B (General Standards) and C (Townhome Standards) of this section apply to townhomes in the RS-T district.
4. Subsections B (General Standards) and D (Commercial Parking Lot Standards) of this section apply to commercial parking lots in the RS-T district.
B. General Standards.
1. The following standards apply to townhomes and commercial parking lots in addition to any other City standards for improvements in the public right-of-way:
a. Sidewalks shall be at least five feet in width and greater where required for intersections and other special functions; and
b. A five-foot-wide landscape area shall be located between the sidewalk and street curb. Street trees shall be planted per Town Center construction standards.
2. The transitional district design standards, incorporated herein as if fully set forth, together with any subsequent amendments, shall apply to all townhome developments of two or more units and to all commercial parking lots.
C. Townhome Standards.
1. The intent of the townhome standards is to:
a. Encourage housing options and landscapes that provide a neighborly transition between the Town Center and larger lot residential zones;
b. Provide an attractive appearance, especially from the street view; and
c. Ensure a safe and comfortable experience for pedestrians.
2. Streetside Landscaping. Regardless of the required building setback, at least five feet of landscaping must be provided between the back of the public sidewalk and the plane of the building facade; provided, that such landscaping may be interrupted by the driveway and pedestrian routes as needed. A deviation may be approved by the director for the required streetside landscaping to be an average of five feet along the streetside building facade, rather than a minimum of five feet, where the averaged area includes only the area directly in front of the streetside building facade and where such deviation would provide additional architectural features or building articulation on the street side.
3. For each story of the facade facing the street, transparent glazing that comprises at least 25 percent of the wall area shall be provided. This requirement does not apply to the facade where the subject story extends a maximum of four feet above grade at the sidewalk.
4. Where a townhome fronts a street, it shall include a pedestrian entrance facing such street; provided, that for corner lots, a pedestrian entrance on only one of the streets is required.
5. Garage entrances facing the street shall comprise no more than 30 percent of the building’s front ground level facade. To discourage vehicle parking that obstructs the public sidewalk, the driveway leading to the street-facing garage shall be either at least 20 feet deep or between five and seven feet deep.
6. Private Outdoor Space.
a. Each townhome unit shall have a minimum of 75 square feet of private open space that is directly accessible from the unit and intended for the unit’s exclusive use.
b. Private outdoor space may be provided by such features as decks, patios, balconies, porches (excluding steps), walkways, yards, rooftop decks, and gardens that are associated with an individual residential unit.
7. Exception to Height Limits.
a. A structure to access the roof shall not be included in the maximum townhome building height, so long as the structure is set back at least five feet from the required yard setbacks. Such structure shall be primarily for access to the rooftop and may include mechanical equipment, or other ancillary items, but shall not include livable floor space.
b. Where solid walls (or parapets) are used for enclosing a rooftop deck, they are not included in the maximum building height calculation; provided, that such walls are:
i. A maximum of four feet above the 35-foot height limit; and
ii. Such walls are set back at least five feet from the edge of any required side yard setback; and
iii. Where the rear yard abuts a RS 8400, RS 7200, or RS 4800 district, such walls are set back at least five feet from a required rear yard setback.
c. Where fall protection walls or railings for rooftop decks are at least 80 percent transparent and no component is more than five feet in height from the rooftop deck, they shall not be included in the maximum townhome building height.
8. A minimum of two on-site vehicle spaces are required for each townhome unit that has a floor area of 1,500 square feet or more. A minimum of one on-site vehicle parking space is required for each unit that has a floor area less than 1,500 square feet. The parking spaces shall comply with the dimensions in the following table:
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Vehicle Parking Dimensions Table |
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Outdoor Parking Spaces |
Minimum Dimensions |
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Single parking space |
9' wide by 18' deep1 |
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Double parking space |
17' wide by 18' deep1 |
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Garage Parking Spaces |
With Bicycle Storage Space |
Without Bicycle Storage Space2 |
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Single parking space |
11' wide x 19' deep3 or 10' wide x 20' deep3 |
10' wide x 19' deep3 |
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Double parking spaces |
19' wide x 19' deep4 or 17' wide x 20' deep4 |
17' wide x 19' deep4 |
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Tandem parking spaces |
11' wide x 36' deep3 or 10' wide x 37' deep3 |
10' wide x 36' deep3 |
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1Applies to either standard or compact spaces. When a parking space is located next to a building with a projection or overhang, the parking surface must be separated by least three feet horizontally from that building wall by a curb or other approved barrier. The aforesaid requirement does not apply in front of a vehicular garage door, and does not apply when the projection of overhang provides at least eight feet of clearance above the grade of the parking surface. 2Alternative provisions for bicycle storage must be demonstrated per MTMC 19.30.065(C) to apply these dimensions. 3This space must be clear of obstructions such as, but not limited to, water heaters or mechanical equipment. 4This space must be clear of obstructions such as, but not limited to, water heaters or mechanical equipment; provided, that such obstructions may extend up to 36 inches maximum into one of the parking spaces. |
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9. Sheltered, secure storage for two bicycles per townhome shall be provided.
a. The storage may be provided in a garage that is sized to include bicycle storage per the Vehicular Parking Dimensions Table in subsection (C)(8) of this section. Otherwise, each townhome must have access to designated bicycle storage that is at least three by six feet with a vertical clearance of 48 inches; provided, that for sloping height storage spaces, such as under a stairwell, the vertical clearance must be a minimum of 32 inches where the width of the storage space under the stairwell (or similar) begins and is least six feet in width assuming the sloping roof continues at least at the same gradient a staircase typically gains elevation or equivalent clearance.
b. Bicycle storage for townhomes may be in a shared facility; provided, that the storage of each townhome’s bicycles is at least three feet by six feet with a vertical clearance of 48 inches and is accessible to the townhome it serves, which may require a three-foot-wide access aisle between the bicycle storage area provided for each townhome.
c. Bicycle storage shall not be allowed on a deck or balcony.
10. Where driveways access townhome garages or parking spaces that are not facing the street, they must be at least 24 feet wide to provide for turning motions in or out of parking spaces. The width may include four-foot-wide pedestrian walkways that are visually distinct from the drive aisle and constructed to accommodate vehicle driving when necessary.
11. Recreational or utility vehicles and commercial vehicles, as defined in MTMC 19.125.070, shall not be parked on site except when the vehicle is parked in a garage or is actively engaged in loading or unloading.
12. Capacity for electric vehicle charging shall be provided for each townhome in the same manner as required for other single-family households, pursuant to MTMC 19.30.100.
13. A comprehensive system of pedestrian walkways shall link all site entrances, townhomes entries, and parking facilities with the public sidewalk.
D. Commercial Parking Lot Standards.
1. The standards for parking lots in the RS-T district are especially intended to:
a. Provide environmentally friendly features and create an attractive appearance from the public right-of-way.
b. Encourage scale and buffering that is compatible with adjacent residential districts.
c. Ensure that parking lots serve the Town Center without being overly prominent within the RS-T district.
2. Commercial parking lots may be located in the RS-T district as auxiliary off-premises vehicle parking when associated with an existing development located in the BC/D district and lying within 300 feet of the auxiliary parking site, as measured from the closest points of each property to each other. In no case shall such parking be used or leased for parking by users other than those whom the BC/D development serves (patrons, employees, and tenants).
3. Parking lot development is subject to the parking stall and drive aisle dimensional standards of Chapter 19.125 MTMC. Each lot shall provide no less than one ADA parking stall and no less than one electrical vehicle charging station for parked vehicles, regardless of the actual number of parking spaces developed. Up to 80 percent of the parking stalls may be compact.
4. Streetside Landscaping. Regardless of the required setback, at least five feet of landscaping must be provided between the back of the public sidewalk and the vehicle parking facilities; provided, that such landscaping may be interrupted by driveways and pedestrian routes as needed.
5. The parking lot design shall be consistent with the applicable transitional district design standards, as adopted, and amended thereafter.
6. To encourage a mix of uses in the RS-T district, no parking lot will extend more than 120 linear feet on a street frontage in any direction and no parking lot will be closer than 120 feet from another, as measured along the street.
7. For any commercial parking lot with more than 20 vehicle spaces, a bicycle rack that is approved by the City to securely accommodate at least two bicycles is required. The bicycle rack may be installed in an approved right-of-way location, consistent with City standards, or in a lighted area of the parking lot. Two additional bicycles must be similarly accommodated for each additional 20 vehicle parking spaces.
8. Where the parking lot is adjacent to a RS 8400, RS 7200, or RS 4800 residential district, it must be separated from the adjacent property by a non-wire fence or a wall of six feet in height; provided, that beginning 15 feet from the front property line, the wall may taper incrementally down to a height of three feet. (Ord. 2721 § 12, 2018; Ord. 2667 § 4, 2015).
19.30.070 Cottage housing.
A. “Cottage housing” or “cottage home development,” for purposes of this chapter, means a set of detached small-scale homes that are clustered around common open space and that meet the requirements of this section. The intent of allowing cottage home development is to: (1) increase the variety of housing types available for smaller households; and (2) encourage creative and high quality infill development that fosters a sense of community. Pedestrian orientation and quality design are hallmarks of this type of infill development.
B. Early in the design phase of a potential cottage home development, the applicant shall, at his or her expense, hold an informational meeting within Mountlake Terrace to which all residents and property owners within 300 feet of the potential development, according to City or County records, and City staff have been invited via a written invitation mailed at least 14 days in advance of the meeting. The invitation shall identify the purpose of the meeting and the location of the site being considered for cottage development and shall include logistical information regarding place and time of the meeting. The purpose of the meeting shall be to explain the preliminary development concept being considered and to provide opportunity for neighborhood input regarding site layout or building design that the developer may be able to reasonably address in the design phase.
C. Cottage homes shall be developed in one or more clusters, each of which has a minimum of eight units to a maximum of 16 units. An example of a cottage home development is illustrated by Figure 19.30.070.
D. The minimum lot size for a cottage home development in a RS 4800 or RS 7200 district is 28,800 square feet. In a RS 8400 district, the minimum lot size for a cottage home development is 33,600 square feet. Up to two cottage homes shall be allowed in place of each single-household dwelling allowed by the base density of the underlying zone; provided, that all other applicable requirements are met.
E. Cottage homes shall be oriented around the common open space. The common open space shall consist of a contiguous area that is accessible to all units and serves as a gathering area, with landscaping and pedestrian amenities. It shall not include nor be divided by a driveway or parking space for vehicular use. The common open space must total at least 250 square feet per cottage housing unit. Open space with a dimension of less than 20 feet shall not be included in the calculated common open space.
F. Each cottage home shall be provided with private use open space of at least 225 square feet, contiguous to each unit and for the exclusive use of the cottage home’s resident. A minimum of 125 square feet of the required private use open space shall be adjacent to and oriented to the common use open space and shall have no dimension of less than five feet on any one side.
G. For every eight units, at least two basic floor plans shall be used. A floor plan that is reversed or flipped from another does not count as a separate floor plan.
H. For any cottage home, the floor area of a second story shall be no greater than 60 percent of the first story floor area.
I. Buildings must have pitched roofs with a minimum slope of four feet of rise to 12 feet of run (4:12). The height limit for all structures shall not exceed 25 feet at the ridge of the roof, excluding chimneys or cupolas.
J. Each cottage home shall have a covered entry porch that is oriented to the common open space. The porch shall be at least 60 square feet in area with a minimum dimension of six feet on any side. Each cottage home shall include windows and/or doors that comprise at least 25 percent of any street-facing facade.
K. All dwellings within the cluster shall maintain no less than 10 feet of separation from each other. Projections may extend into the required separation for the following:
1. Eaves up to 12 inches;
2. Minor appurtenances such as pipes, gas and electrical meters, alarm systems, air vents, and downspouts;
3. Architectural projections up to 12 inches and a total area of no more than eight square feet from any single cottage.
L. Vehicle parking shall be provided on the cottage home development site as follows:
1. For dwellings that do not exceed 1,000 square feet and are part of a site located within 1,500 feet of a transit stop: an average of 1.25 parking spaces per unit is required.
2. For dwellings that exceed 1,000 square feet or are part of a site not located within 1,500 feet of a transit stop: an average of two parking spaces per unit is required.
3. In addition to other parking spaces required by this subsection, guest parking shall be located on site and/or along improved street frontage adjacent to the subject property to equal 0.25 parking spaces per unit.
4. Vehicle parking shall be located within one or more garages in a common area or in parking areas that are otherwise detached from the cottage units.
M. The exterior of any common garage(s) shall be modulated by differing rooflines or building offsets or bays at least every 25 feet along each wall. The length of street-facing garage walls within 50 feet of the public street shall comprise no more than 50 percent of the length of the front lot line. All parking outside of a common garage shall be:
1. Clustered and separated from the common open space by landscaping and/or an architectural screen. Solid-surfaced fencing shall not be allowed as an architectural screen.
2. Screened from public streets and adjacent residential uses by landscaping and/or an architectural screen. Solid surfaced fencing shall not be allowed as an architectural screen from public streets.
3. Set back a minimum of 10 feet from a public right-of-way.
4. Located in clusters of not more than five abutting spaces.
N. The cottage home development is subject to the dimensional requirements of MTMC 19.30.030 as they apply to the total development site, not to individual units within the development; provided, that the cottage home development complies with the requirements of this section. Individual homes within the development must be separated from each other by at least 10 feet.
O. All fences on the interior of the site shall be no more than 36 inches in height. Fences along the side or rear property line of the cottage home development may be up to six feet in height. Wire fences, such as chain link, shall not be allowed.
P. Landscape screening, which may include a fence up to six feet in height, is required as a visual buffer along the property line between the cottage housing development and any adjacent lots zoned single-household, i.e., RS 4800, RS 7200 or RS 8400.
Q. One carriage housing unit, which is defined for this purpose as a dwelling above a garage, may be allowed for each four cottages within a cottage development under this chapter so long as the unit meets all other requirements under this chapter, except that:
1. The development’s required common open space shall include a minimum of 150 square feet for the carriage housing unit;
2. Any carriage housing unit’s private use open space area, which may include deck space, shall comprise a minimum of 150 square feet, of which at least 100 square feet must face the common open space; and
3. The floor space of the carriage housing unit shall not exceed 1,000 square feet.
R. The street frontage along any dimension of the cottage home development shall be improved by the developer to meet current City standards. For cottage home developments, this shall include a minimum five-foot-wide landscape area between the street curb and the sidewalk for the length of the property along the street.
S. Each cottage home development shall have only one driveway from a street, except that one additional driveway may directly connect to the same street if the driveways are at least 150 feet apart. Any driveway in the development shall not exceed 20 feet of width where the apron meets the street or is otherwise in the right-of-way.
Figure 19.30.070: Cottage Housing Example
(Ord. 2721 § 13, 2018; Ord. 2699 § 9, 2016; Ord. 2480 § 3, 2008).
19.30.075 Criteria for private recreation facilities – Conditional use permits.
A. Hours of operation for outdoor activities shall not extend into nighttime hours when sounds can be declared a nuisance affecting public peace, referenced in Chapter 8.20 MTMC.
B. Outdoor recreation facility lighting shall be turned off during nighttime hours, referenced in Chapter 8.20 MTMC.
C. Light fixture height maximum shall be determined based on recreation use and addressed through the conditional use permit review process.
D. All lights provided to illuminate parking areas, buildings, and outdoor facilities shall be shielded and arranged to direct light away from any adjoining properties in accordance with MTMC 19.120.030.
E. Fences must comply with MTMC 19.120.200. The first 12 feet in height (ground up to 12 feet) of fencing shall be site obscuring. For example, chain-link fencing with slats, mesh, or solid wood fencing would be considered appropriate.
F. Traffic impact analysis (TIA) is required each time a private recreation facility is proposed in a single-household residential zone as part of the conditional use permit review.
G. A minimum of one off-street loading/unloading space shall be provided, subject to MTMC 19.125.080.
H. On interior and through lots, the required side yards may be used to provide off-street parking areas and, on corner lots, the rear yard may be used. The required front yard may not be used for off-street parking.
I. All structures shall be set back 20 feet from property lines.
J. Buildings associated with private recreation facility uses shall not exceed 35 feet in height as defined in Chapter 19.15 MTMC.
K. The minimum lot area required to locate a private recreation facility is 1.5 acres. The maximum lot size to locate a private recreation facility is three acres.
L. For private recreation facility uses in the RS 8400, RS 7200, and RS 4800 zones, the maximum lot coverage by structures required is 45 percent of lot area. For RS-T zone, the maximum lot coverage by structures requirement is per the dimensional requirements table in MTMC 19.30.030.
M. For private recreation facility uses, the maximum impervious surface allowed is 75 percent. (Ord. 2840 § 8, 2024).
19.30.080 General residential design standards.
The development of all principal dwellings within the RS districts, excluding townhomes in the RS-T district, shall comply with the following design standards upon the effective date of the ordinance adopting this section. Such standards do not apply to dwellings legally established prior to June 1, 2008, except as provided by the nonconformance provisions of this title for building alterations and replacement:
A. Roof pitch must be a minimum of four feet of rise for 12 feet of run (4:12) for at least 80 percent of the dwelling’s roof area.
B. The roof’s eave projections must be a minimum of 10 inches, not including a gutter around the perimeter of the home, unless the roof pitch is at least 7:12.
C. A perimeter wall of masonry shall enclose the foundation of the home.
D. The front of the home shall have one or more transparent windows totaling at least eight square feet and a decorative door that face the street. On a corner or through lot, any other facade of the home that faces a street shall include at least eight square feet of glass area in a window and/or door. Any accessory structure with a facade greater than 20 feet in length that directly faces and is visible from the street shall include glazing in a total amount of at least eight square feet. (Ord. 2721 § 14, 2018; Ord. 2480 § 3, 2008).
19.30.090 Off-street parking and driveways.
A. Off-street parking is required pursuant to Chapter 19.125 MTMC, as now or hereafter amended, except as otherwise provided by this chapter.
B. Driveway Standards. To preserve on-street parking capacity and avoid unnecessary interruptions to traffic flow and pedestrian mobility, the following applies to single-household residential driveways in all RS districts, except as otherwise provided by this chapter:
1. Each single-household residential lot in a RS district shall have no more than one driveway access from a street; provided, that corner lots and through lots that are at least 28,000 square feet may have a second driveway access that is not on the same street as the first.
2. A residential driveway serving one or more single-household dwelling units, including townhomes, shall comprise no more than 24 feet of width at the driveway throat in any portion of the public right-of-way in which it is located; provided, that any lots of 4,800 square feet or less in area shall comprise no more than 20 feet of width at the driveway throat in any portion of the public right-of-way in which it is located. Exception: driveway width is not limited from an alley.
3. Newly created lots of less than 5,000 square feet in area must share a driveway with an adjacent lot under the same ownership unless one or more of the following applies:
a. Corner lots are not required to share a driveway with an adjacent lot when the driveway for the corner lot is approached from a side street and is at least 20 feet from any other driveway as measured at the street edge;
b. Lots that are served by a residential driveway of more than 15 feet in width are not required to share a driveway if each of the resulting driveways would be immediately adjacent to each other or are at least 20 feet from any other driveway as measured at the street edge;
c. Where taking vehicle access from an alley, lots are not required to share a driveway; or
d. The director finds that a shared driveway for two adjacent lots is not feasible due to topographical conditions or other significant physical constraints and that the separate driveways will be sized and located so as to maximize the amount of available on-street parking.
4. A shared driveway shall serve at least two lots, but no more than three lots; provided, that a shared residential driveway may serve a development of cottage housing or townhomes, regardless of the number of lots that are in the development. (Ord. 2721 § 15, 2018; Ord. 2553 § 4, 2010).
19.30.100 Electric vehicle charging station level 2, home preparation.
Beginning July 1, 2011, all new home construction and additions modifying greater than 50 percent of the assessed value of the building shall be built to accommodate one electric vehicle charging station level 2, consistent with the National Electric Code Article 625.
A. The plan will identify a specific place or area where a level 2 charging station could be safely installed in the future without creating a tripping hazard.
B. The new construction or addition shall include installation of the necessary conduit to a potential future level 2 charging station.
C. The electrical load of the building shall accommodate a level 2 charging station, including any applicable ventilation requirements. (Ord. 2553 § 4, 2010).
19.30.110 Low impact development (LID).
Repealed by Ord. 2721. (Ord. 2697 § 3, 2016).